Beddington Village CONSERVATION AREA Character Appraisal June 2018 Agenda Item 8 Page 72

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beddington village CONSERVATION AREA character appraisal JUne 2018 Agenda Item 8 Page 72

Beddington Village Conservation Area Character Appraisal Rev 1, 26/07/2016 Rev 2, 21/05/2018 Rev 3, 24/05/2018

Published by: We Made That Unit 21 Tower Workshops 58 Riley Road, SE1 3DG T 020 7252 3400

Written and produced by:

Commissioned by: London Borough of Sutton

Image credits: We Made That LB Sutton Local Archives

Beddington Village Conservation Area p 2 © VVe Made That Page 73 Agenda Item 8 CONTENTS

Background p5 Introduction Planning policy context Purpose of appraisal

Historical Context p11 Origins and development of the area Archaeology

Townscape Appraisal p17 Introduction Sub area A: Beddington Lane Sub area B: Richmond Road / Wandle Road Sub area C: Kingston Gardens Sub area D: Wandle Flour Mill Sub area E: Bridle Path / Richmond Green

Next steps p31 Summary Recommendations Management strategy

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Mount Pleasant Cottages on Bridges Lane

Beddington Village Conservation Area p 4 © VVe Made That Page 75 Agenda Item 8 BACKGROUND

Introduction

The CA primarily comprises of residential housing, of which a significant amount is Victorian terraced cottages, concentrated primarily along Richmond LB MERTON Road. To the south side of the CA are 1930’s semi-detached houses. To the east of the CA is a contemporary housing estate built in the late 1980’s.

RB KINGSTON Another significant feature of the CA is the River Wandle, which runs from east to west through the area. A key walking and cycling route named the Wandle Trail follows the river, which forms an almost Beddington Village Conservation Area seamlessly linked route throughout the area.

The western edge of Beddington Village CA borders LB SUTTON Carew Manor CA. Designated in 1977, the main focus of this CA is the historic Grade I listed Carew Manor. This is accompanied by numerous listed buildings including St. Mary’s’ Church, The Lychgate at the west entrance to the churchyard, the Pigeon House, The East Lodge and The Great Hall.

LB CROYDON Other neighbouring CA’s include: Beddington Park SURREY CA, a 58 hectare area comprising of a large open historic parkland containing a significant number of N mature trees and several notable listed buildings; and Church Lane CA, a 1.5 hectare area which adjoins Carew Manor CA.

To the north east of Beddington Village CA is a large industrial and commercial site, designated as a Beddington Village Conservation Area (CA) is located Strategic Industrial Location. The site is well located in north east region of the London Borough of close to key radial roads into London and connected Sutton. It is a modest sized CA located to the south to the M25. of Beddington Strategic Industrial Location (SIL) and south east of Beddington Park. It was designated in To the east of the industrial site is an area of 1994, and was subsequently surveyed in 1996. undeveloped land referred to as Beddington Farmlands which is today partially used for sewage Beddington Village CA has a rich heritage with a treatment works. The Beddington Farmlands are number of historic and architectural assets. The designated as both Metropolitan Open Land (MOL) CA contains only a few of the Council’s Locally and Site of Importance for Nature Conservation. Listed Buildings, yet the area includes a number The area is currently being developed into a public of unlisted buildings of positive merit. The locally nature reserve as part of a restoration project led by listed buildings include the old Wandle Flour Mill the operators of the waste management on the site. and Mount Pleasant Cottages, which are both located at the centre of the CA along Wandle Road/ Bridges Lane.

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Beddington

London Road Sewage Treatment Works

5 Beddington Park

1 Beddington Lane Beddington 2 3 4

Croydon Road Local Conservation Areas

KEY Lane Plough

Conservation Areas

1. Beddington Park CA 2. Carew Manor CA 3. Church Lane CA 4. Beddington Village CA

Ancient Monuments & Archaeological Areas

5. Roman Villa E

N 0 200m

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4 5 Richmond Road

Beddington Lane

Wandle Bank

1 Richmond Green

2 Bridges Lane Bridges 3 Bridle Path

Beddington Village Conservation Area & Locally Listed Buildings

KEY

Locally listed buildings

1. Mount Pleasant Cottages 2. The Wandle Flour Mill 3. The Mill House 4. Beddington Village Hall 5. 4-6 Richmond Road

Beddington Village CA

N 0 200m

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Planning policy context

Beddington Village is designated as a conservation The advice on the control of development within area under the Planning (Listed Buildings and Conservation Areas within policy is inevitably Conservation Areas) Act 1990, as amended and general. This report conducts a more detailed underpinned by LB Sutton’s Local Development analysis of the area and highlights the specific Framework (LDF) Core Policy BP12 – Good Urban needs of Beddington Village CA. Design & Heritage. Development within conservation areas is controlled by Policy DM4 – Historic This document will be regarded as supporting Environment. information for the Council’s Local Plan, which has been adopted in February 2018. CA’s are designated and maintained in accordance with the National Planning Policy Framework (NPPF) 2012 and the Planning (Listed Buildings and Conservation Areas) (Amendment No. 2) Regulations 2009 and further government guidance is contained in the NPPF note 12 - Conserving and Enhancing the Historic Environment. This legislation requires Local Authorities to protect and enhance areas of special historical importance through the designation of CA’s and from time to time to review these to ensure the area and boundaries continue to reflect the reasons for their designation. Furthermore, the protection and enhancement of the character or appearance of these areas are considered when determining whether to grant planning permission for development within the CA.

Historic England defines a CA as ‘an area of special architectural or historic interest, where the character or appearance is desirable to preserve or enhance’.

The Sutton Local Plan: Policy 30 provides the Council’s poilcy on heritage. This states the Council will expect ‘development within a Conservation Area to conserve and, where practicable, to enhance those elements which contribute to the Conservation Area’s special charachter or appearance.’ It also declares the Council’s protection over unlisted buildings that make ‘a positive contribution to the character and appearance of a Conservation Area and, when in exceptional circumstances demolition is required, the replacement building will be expected to make the same or more of a positive contribution to the character and appearance of the Conservation Area.

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Purpose of the appraisal

This document sets out the Character Appraisal of the Beddington Village Conservation Area. This appraisal identifies the character and appearance of the CA and those buildings and key elements that make important contributions to the historical quality of the area. In addition, it identifies the opportunities and threats to the enhancement of the character and appearance of the CA. This document also considers whether any areas outside the existing CA boundary have significant architectural or historic quality that would justify alterations to that boundary.

Consultation on the draft Character Appraisal has included: —— A walk around the Beddington Village Conservation Area with residents and council officers, led by the consultant team (May 2016) —— Presentation of the draft Character Appraisal at the Beddington North Neighbourhood Forum (BNNF) meeting (July 2016) —— Presentation of the draft Character Appraisal at the BNNF meeting, incorporating comments received previously (September 2016) —— Presentation by a council officer at the Beddington and Wallington Local Committee on the Beddington Village Improvements, including progress on the Character Appraisal (October 2016) —— Publication in the evidence base library for the draft Local Plan consultation (January 2017) —— Final exhibition of the draft Character Appraisal at ‘Cricket for Change’, Beddington, with an invitation for final comments to be submitted (March 2018)

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View of Wandle Court (left) and Mount Pleasant Cottages (right) (Source: LB Sutton Local Studies & Archives)

Beddington Village Conservation Area p 10 © VVe Made That Page 81 Agenda Item 8 HISTORICAL CONTEXT

Origins & development of the area

Beddington Village is one of a series of early ‘spring It is believed that in the 13th century land previously line’ settlements which occurred as a result of owned by Huscarles, ceased to be farmed when the springs and fertile lands. The ancient origins of the Carews incorporated the land into Beddington Park. village are evident in archaeological findings in the area. Bandon Manor is believed to have been located on the east side of the Beddington parish, which The first historical reference to the parish of is today known as Beddington Village. In 1349 the Beddington is in an alleged charter dating back to 675 manor was granted to Reginald Forester. Again, the AD. In 901, a letter from Denewulf Bishop of Worcester manor passed through several ownerships before it to King Edward about the royal tenure of land and came into the possession of Nicolas Carew in 1431. farm stock, refers to a place named ‘Beedington’. The manor remained separate until the mid 16th century and became know as Bandon in Beddington. In the Domesday book, the parish is referred to as Beddingtone. The name ‘Bedding’ in the Saxon language refers to a bed or lodging. The assets of Historical location of Beddington Village the parish listed in the Domesday Book include 6 It is believed by some that the present Beddington hides, 1 church, 14 ploughs, 4 mills, 44 acres of Village is historically the lost village of Bandon. meadow, and woodland. Some reports have suggested that the Carews or an earlier lord of the manor removed inhabitants of Beddington to Bandon to pursue the extension to Manors of Beddington their parkland.1 Beddington Park was formerly the In the late Middle Ages there were three manors estate to Carew Manor. in Beddington referred to as Home Beddington, Huscarles Manor and Bandon Manor. The Enclosure Map of 1820 reveals that Beddington was made up of a limited number of houses, Home Beddington, also referred to as West Court, scattered across the village including: mansions, was located on the west side of the parish. At this a number of modest dwellings and small groups time the De Watteville family held the manor, but of cottages and farms. Around this time a total over time ownership of the manor was passed population of 480 was recorded. through various families. By the mid 14th century the de Willoughby family had claimed the right to the manor. Slow development in the 1800’s The introduction of the railways in the mid Sir Thomas Huscarle owned a large area of 1800’s throughout Sutton, made the borough Beddington, known as Huscarles Manor. The land more attractive to middle class commuters who was located on the west side of Beddington Lane to were seeking living outside of the city, hence a the north of the River Wandle. subsequent development of suburban housing. However, the population in Beddington only After Thomas Huscarles death, his wife Lucy de doubled from 200 to 573 owing to poor connections Willoughby married a courtier named Nicolas to the railway, along with restrictions put upon Carew. In the late 14th Century, Carew acquired development by wealthy individuals in the area. Home Beddington from Sir Richard de Willoughby, and later on bought the manor outright. Carew also In 1859 the Carew estates were broken up and sold, acquired Lucy’s life interest which united the two which encouraged a small amount of development, and manors. From this point Nicolas Carew and his descendants dominated the parish for centuries. 1 Shew.B, Times Remembered Times Past: A History of Beddington and Bandon, p5

Beddington Village Conservation Area p 11 © VVe Made That Agenda Item 8 Page 82 as a result a population rise. However, in comparison 1800’s to the early 1900’s, the herbs were supplied with other villages in Sutton, the overall development to John Jakson & Co. Peppermint and Lavender of Beddington remained slow. This was owing to the Distillery located on Mitcham Road. control of the parish being passed onto a small group of wealthy landowners who were keen to preserve the The Goose Green allotments located to the east rural setting of their own country retreats. of Beddington Lane and north of Richmond Road was once freehold wasteland consolidated by the Enclosure Award of December 1812. Prior to this Early 20th century development Goose Green had been set aside for the benefit of In the early 1900’s Beddington was still largely the poor. The name is to believed to have come from rural despite large scale development occurring in the marshy condition of the historical site which neighbouring towns Croydon and Wallington. It is was known to have had geese roaming freely.3 recorded that in 1901 Beddington consisted of 3,127 acres, of which 1,439 acres were arable land, 614 The site north of Goose Green allotments which is acres of open parkland and 45 acres of woodland. now a designated Strategic Industrial Location, was once Marsh Farm owned by the Carew family. In the 1920’s this changed considerably and a large part of Beddington was developed within a decade. Industrial uses in this area of Beddington were The wealthy families of the area had moved elsewhere introduced in the early 1900’s when businesses by the 1900’s leaving manors situated within large such as Hall & Co and British Portland Cement areas of land. In the Edwardian period this land Manufacturing Ltd. were established along Therapia became available for redevelopment which allowed for Lane. The initial operation of the business was significant infill development across the area. the extraction of gravel from local pits, which progressed into the manufacture of cement using a natural local resource of clay. The business was sold Local industry and livelihoods and transferred in 1912.4 The River Wandle was a significant source of power for the developing industries within the borough. The Beddington Cross Industrial Estate was However, there have been only a small number developed in the later 20th century which included of mills in Beddington owing to the river flowing the Tramlink Depot. In 2001 the Therapia Trading through Beddington Park which was protected Estate was the next major development. by development restrictions. In contrast the neighbouring towns Carshalton and Wallington became much more heavily industrialised with mills producing flour, leather, snuff, paper, dyestuffs and other materials.2

The key business people in Beddington in 1839 were recorded in Robson’s Commercial Directory and included: Charles Lambert of Beddington Snuff Mills; William Prior, grocer and post office; Edward Isted, smith; Joseph Rowe of the Plough Inn and R. Shepherd, a retailer of beer.

The Beddington snuff mills of the 1800’s were key in the production of snuff, using the power from the River Wandle to grind the tobacco. In 1805 there were a total of five snuff mills along the length of the river.

The origin of the sewage works on Beddington Farmlands (north west of Beddington Lane) began in Lambert’s Snuff Mill, Bridges Lane, 1800’s (Source: LB Sutton 1860 when sewage disposal was used to irrigate and Local Studies & Archives) fertilise the land. North of the sewage works on the east side of Beddington Lane, a large portion of the land was used for market gardening and the growing lavender, roses, violets, and herbs. This was once one of the key livelihoods in the area. In the late 3 Shew.B, Times Remembered Times Past: A History of Beddington and Bandon, p146 2 London Borough of Sutton, ‘Understanding Sutton’s Local 4 Shew.B, Times Remembered Times Past: A History of Beddington and Distinctiveness: Characterisation Report of Studies’, June 2008 Bandon, p32

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Ordnance Survey Map 1842 (Source: National Library of Scotland)

Ordnance Survey Map 1911 (Source: National Library of Scotland)

View: Surrey XIV (includes: Croydon St John the Baptist.) - Ordnance Survey Six-inch England and Wales, 1842-1952 http://maps.nls.uk/view/102347448

Ordnance Survey Map 1938 (Source: National Library of Scotland)

View: Surrey XIV.SW (includes: Beddington; Croydon St John the Baptist.) - Ordnance Survey Six-inch England and Wales, 1842-1952 http://maps.nls.uk/view/101436721

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View: Surrey XIV.SW (includes: Beddington; Croydon St John the Baptist.) - Ordnance Survey Six-inch England and Wales, 1842-1952 http://maps.nls.uk/view/101436715 Agenda Item 8 Page 84

Archaeology

The geology of the area consists of river terrace sands and gravels, particularly near the River Wandle. The natural production of abundant springs has significantly contributed to the development of Beddington and other neighbouring towns. The springs and pools have historically been used for both farming and industry, and also led to the growth of Sutton’s reputation as a ‘pleasant and healthy place to bring up a family’ (Heritage Study 2009). The presence of this water contributed to the development of the ‘spring line’ settlement of Beddington.

It is known that a historic Roman road previously passed through the parish. Archaeological findings such as the Beddington Roman Villa, along with two Roman coffins found near St Mary’s Church also Roman pottery jar found at Beddington Sewage Farm provide evidence of Roman settlement in the area. (Source: LB Sutton Local Studies & Archives)

In 1871, workmen discovered the remains of human skeletons whilst excavating gravel behind Park Farm house off Beddington Lane. It was revealed that this was the site of an Anglo-Saxon burial ground dating from the 5th and 6th centuries. The cemetery extended from the west end of Beddington Primary School grounds to the back yards of the houses of Mallinson Road. Other artefacts such as a Saxon coin and pieces of jewellery were also found on site.

Archaeological dig on Beddington Sewage Farm, 1980’s Anglo Saxon coin found at Beddington Sewage Farm (Source: LB Sutton Local Studies & Archives) (Source: LB Sutton Local Studies & Archives)

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View of the Wandle Flour Mill on Bridges Lane

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Beddington Lane View of the River Wandle and Wandle Bank from Beddington Lane

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Introduction

Beddington Village CA is a 10 hectare area, which The CA primarily consists of Victorian terraced is predominantly residential with the exception of cottages which are mainly concentrated along the local village hall, a pub and a small number of Richmond Road and Wandle Road. This creates a commercial uses to the north west. regular street pattern for a small area, which is interrupted by the curve of the River Wandle to the The northern edge of the CA borders a well used south of the CA. Across the rest of the CA staggered allotment site, followed by a large industrial and periods of new development, historic uses and commercial site which includes an electricity the River Wandle contribute to an irregular street switching station. The poor quality boundaries of pattern. The CA primarily has a fine urban grain these sites creates a conflicting interface with owing to it being predominantly residential. There the adjoining residential areas to the south. This are a small number of larger buildings including is owing to poor quality fencing and overgrown public buildings along Beddington Lane and the shrubbery. Wandle Flour Mill.

The River Wandle is a key attribute that runs Towards the south of the CA are 1930’s semi- through the Beddington Village CA. It forms part of a detached houses which is a common typology within wider public walking and cycling route, the Wandle the southern part of Beddington. Trail. The river is a particular asset along Richmond Green where the banks of the river provide a The CA contains only a few of the Council’s locally generous green space for the surrounding houses. listed buildings, yet a large part of the CA is made up of unlisted buildings of positive merit. The locally This appraisal has established five character areas listed buildings are the Wandle Flour Mill, the Mill within the Beddington Village CA which have been House and Mount Pleasant Cottages, which are all defined by their varying typologies, distinctive located at the core of the CA along Wandle Road/ features and landmarks, land uses and quality of Bridges Lane, as well as Beddington Village Hall on open space. The areas are named as the following: Beddington Lane.

A. Beddington Lane As a result of preservation of heritage assets and B. Richmond Road / Wandle Road predominant residential use, the density of the C. Kingston Gardens Estate conservation area is low, with only a few buildings D. Wandle Flour Mill reaching 4-5 storeys. E. Bridle Path / Richmond Green In summary, the River Wandle combined with the large quantity of Victorian terraced cottages and other historic landmarks, define the CA’s special architectural and historic interest. The properties in A particular provide a distinct reference to the socio- Richmond Road economic history of the area. B C However, there are a number of elements that Beddington Lane lack any special architectural or historic interest, D Richmond Green which has a detrimental effect upon the value of E the CA. This includes the Kingston Gardens estate; and untidy public realm along the streetscape, N particularly around the industrial fringes.

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3 4 2 Richmond Road

Beddington Lane

Wandle Bank 5

6 Richmond Green

7 Bridges Lane Bridges 9 8 10 Bridle Path

Beddington Village Conservation Area: Building of Merit

KEY

Buildings of positive merit 1. Harvest Home 2. Beddington Village Hall 3. Terraced cottages, Beddington Lane 4. Wandle Cottage 5. Terraced cottages, Wandle Bank 6. Mount Pleasant Cottages 7. Wandle Flour Mill 8. The Mill House 9. The ‘Works’ 10. The London House

Beddington Village CA

N 0 200m

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Richmond Road

Beddington Lane

Wandle Bank

Richmond Green Bridges Lane Bridges

Bridle Path

Beddington Village Conservation Area: Building Age

KEY

Georgian or earlier: before 1837

Late Victorian & Edwardian: 1870-1918

Inter-war: 1919-1945

Postwar: 1945-1970

1970-2000

2000-2016

Beddington Village CA

N 0 200m

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Sub area A Beddington Lane

The north west part of the CA is Beddington Lane sub area which contains Beddington Village Hall and the Harvest Home public house. The A area contains a mix of typologies with varying relationship to the street, in contrast to the terraced cottages that line Richmond Road to the east. The area adjoins the Strategic Industrial Location (SIL) to the north.

Beddington Lane Beddington Lane was once a narrow gravelled country lane that divided the fields. By contrast, today it is a heavily trafficked carriageway, Summary which currently provides a poor environment for pedestrians and cyclists, and a large amount of noise pollution. The materials used in the Listed buildings streetscape include herringbone-laid concrete —— Beddington Village Hall - Local List blocks and tarmac, and a small amount of poor quality planting and grass. Unlisted buildings of merit —— Harvest Home public house —— Terraced cottages Landmark buildings The Harvest Home public house is a key gateway Buildings or features that make a negative building into Beddington Village. The original pub contribution is an attractive building, however the addition of —— Public space in front of Old Ford House a contemporary conservatory and poor quality —— PB Materials timber yard environment of the car park has a negative impact —— Conservatory to Harvest Home public house upon the building. The boundary of the site is also —— Boundary conditions of Beddington Village Hall unfavourable owing to poor quality planting and and Harvest Home crooked bollards.

Characteristic materials Beddington Village Hall which was built in 1901 in —— London Stock brickwork, pebbledash render, an arts and crafts style, has been recently added shingle cladding to LB Sutton’s Local List. The design of the building is understated yet the details contribute towards a Strengths positive architectural quality. However, the boundary —— Connections to the River Wandle wall to the building is in poor condition owing to —— Adjacency to Goose Green allotments vandalism and lack of maintenance. The colour of the wall and fence is a garish blue which does Weaknesses not respect the architecture or the streetscape. —— Interface between residential and industrial uses The grounds surrounding the building is primarily —— Environment of street, owing to heavy traffic and used as a car park, which is softened by a number poor inconsistent public realm materials of mature trees. The hall is a rare public building within the Beddington Village CA and it is therefore a key place to focus improvements.

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Residential typologies The residential units within this sub area are various typologies consisting of: terraced cottages, of which one has distinctive shingle cladding; Wandle Cottage, a detached house with large bay windows; a detached modern build of poorer architectural quality; and a small semi-detached cottage adjoining a convenience shop. All properties have small front yards that are well kept.

The Old Ford House is a two storey apartment block located to the south of the River Wandle. The present building lacks both character and historic The Harvest Home value, with the exception of its name which is placed onto the facade.

Within the Beddington Lane sub area there is a progression from suburban residential housing to industrial and commercial uses. The boundary conditions of the industrial uses tend to contribute a negative impact upon the streetscape owing to poor quality fencing and overgrown shrubbery.

Industrial uses, then and now Industrial uses along Beddington Lane were introduced in the 1800’s. Pullen Pumps on Beddington Lane was established in 1868, and was renowned for importing and exporting pumping equipment for water suppliers, along with Sheffield steels and tools for Dutch shipyards. The company Terraced cottages along Beddington Lane occupied a small manufacturing site up until 2003.

At number 2 Richmond Road are a set of buildings once occupied by Charles W. Scott’s catering company in the late 1950’s. The gates for the catering company still remain at the entrance to the site, and provide a key historical industrial reference. Until recently the building was occupied by Westwood Folders and Printers.

Opposite the residential units on Beddington Lane is a builders materials yard. The boundary to the site is an unsightly wire mesh fence with barbed wire along the top. The materials are on full display to the street with some scaffolding reaching up to three Beddington Village Hall storeys in height.

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Sub area B Richmond Road/Wandle Road

A large portion of the north west part of Beddington Village CA is made up of small terraced Victorian cottages. This consistent typology is key to establishing the boundary of the Richmond Road/ B Wandle Road area.

The terraced cottages The majority of terraced cottages feature a large bay window on the ground floor, with two small sash windows on the first floor, a small garden yard to the front and a larger garden to the rear. There are a number of houses along Richmond Road, Hilliers Lane and Wandle Bank that feature a continuous Summary covered porch. The doorways of the terraced cottages also vary across the area, a number featuring arched entrances or more ornamental Listed buildings lintels. Along Richmond Road there are a number —— 4-6 Richmond Road (Formerly knows as ‘Club of smaller terraces that do not have bay windows, Cottages’) - Local List and feature a small porch. These variations do not detract from the character of the area. Unlisted buildings of merit —— N/A The varying features of the terraces are likely to be the result of the staggered development of the Buildings or features that make a negative contribution street over a period nearly 20 years. The terraces —— Pebbledashed finish on a number of terraced along the western end of Richmond Road, Wandle cottages Road and Wandle Bank are among the earliest built —— Inconsistent boundary walls in Beddington. —— Loss of original features and materials replaced with UPVC windows and clay tiled roofs The ‘Club Cottages’ Characteristic materials In 1893, 4-6 Richmond Road were once known as the —— London Stock brickwork, pebbledash render, ‘Club Cottages’ as they housed the Working Men’s slate roofs, wooden window frames and doors Club. These houses particularly contribute both architectural and historical value to the area, and Strengths have been recently added to LB Sutton’s Local List. —— The large quantity of terraced cottages —— Relationship with the River Wandle, particularly along Wandle Bank Loss of original features There are a variety of non-original finishes to the Weaknesses façades of the terraces including pebbledash —— Streetscape materials, clutter and partial and light painted render. The original material pavement parking combination of exposed brickwork, slate roof —— Poor quality road and pavement along Wandle Bank and timber window frames is scarce amongst the —— Unsympathetic adaptations to properties terraces, although a number of the terraces still including UPVC windows and infilled porches have original Victorian tiled paths.

Many houses feature a low wall or fence around the perimeter of the front yard. However there are some houses that have no elevated boundary, and others whose boundary wall or fence is in poor condition. This has an impact upon the historical structure of the street, which should be restored.

Wandle Bank The properties along Wandle Bank benefit from a direct relationship with the River Wandle, however Pebble dash render on the terraced cottages the streetscape is in poor condition owing to the road remaining private, and the public realm along the riverbank being used for parking. The houses and private gardens are in good condition. The houses were built in 1909 upon land known as Bridge Meadow, formerly part of the Carew estate.5

In general, the streetscape is a negative factor in the area owing to characterless tarmac, street clutter and a large quantity of partial parking on the pavement. The area also displays some unsympathetic adaptations to properties including UPVC windows and infilled porches. Arched doorway feature

5 Shew.B, Times Remembered Times Past: A History of Beddington and Bandon, p32

Terraced cottages along Wandle Bank Historic features of the ‘Club Cottages’

Sub area C Kingston Gardens Estate

Kingston Gardens sub area is located in the centre of the conservation area, to the north of the River Wandle. It primarily consists of a modern housing estate built in 1989. This housing type defines this part of the conservation area. C

History of the site The site was previously occupied by Lacey-Hulbert and Co Motor Engineers up until 1986. The company arrived in Beddington in 1906 and developed a well equipped factory on the site, whilst employing a workforce of 53 by the end of the First World War. In the mid 1980’s the company relocated to Summary Manchester, leading to the clearance of the site and the subsequent development of the Kingston Gardens estate.6 Listed buildings —— The area contains no listed or locally listed buildings. The estate design The contemporary houses within the estate all feature Unlisted buildings of merit either dark red or yellow brick with dark brown roof, —— N/A door and window detailing. A number of the properties also feature a dark orange shingle cladding on the top Buildings or features that make a negative half of the front facade. The architectural design of contribution the houses is a distinctive contrast to the rest of the —— The Kingston Gardens estate does not make a housing in Beddington Village CA. positive contribution to the heritage of the area. —— Lack of boundary walls or fences around yards The blocks within the estate vary in size and typology. The three houses adjoining to the terraced cottages Characteristic materials on Richmond Road follow the building line and eaves —— Contemporary red and yellow brick, brown line of the adjacent, earlier cottages, although there painted timber, concrete tiled roofs, shingle are no boundary walls or fences. These houses cladding (materials are not in keeping with the continue the street pattern of terraces. However the wider conservation area) features of the modern housing are different in terms of proportion, design and materials. A key distinctive Strengths feature of the estate houses are the pitched roofs —— Relationship with the River Wandle on the porches and first floor windows. Further along Richmond Road and into Kingston Gardens the Weaknesses typologies become more disparate, featuring larger —— Detailing and materials of the buildings within front gardens and garages. the estate —— Poor quality public realm in shared areas Further south into the estate a variety of typologies are introduced. A four storey apartment block dominates the estate, introducing a yellow brickwork into the material palette.

The urban grain of this area significantly contrasts with the rest of the Conservation Area. The estate introduces a distinctly different street pattern and set of typologies that bear little resemblance to either the terraced cottages or other heritage assets in the Conservation Area.

In the north west corner of the area there are few semi detached houses which were built at a different time to both the terraced cottages and modern housing. These are a larger unit size with sizeable front gardens and driveways. The houses feature pebbledash render or exposed brickwork, similar to the terraced cottages on the street.

The River Wandle & public realm The southern edge of the housing estate features a direct link with the River Wandle. The popular Dark brown detailing and brick variation pedestrian and cycling route, the Wandle Trail, links through this area from Beddington Lane through to Richmond Green in the east. The public realm in this area is negative owing to both poor quality materials and planting in the shared spaces.

Owing to the evidence provided in this assessment, it is recommended that a review of the Conservation Area boundary which considers the exclusion of the Kingston Gardens estate be undertaken.

6 Shew.B, Times Remembered Times Past: A History of Beddington and Bandon, p33

Contemporary houses adjacent to Victorian terraces on Richmond Road Pedestrian link along River Wandle

Sub area D Wandle Flour Mill

The Wandle Flour Mill sub area is situated to the south of Richmond Road and Kingston Gardens sub areas and contains a diverse mix of architectural typologies and historic uses.

The Wandle Flour Mill and the Mill House D The locally listed Wandle Flour Mill is a notable building within this area, owing to both its height and historic identity. The mill is four storeys in height which gives the building significant presence amongst the two storey houses surrounding it. Wallis’s Flour Mill and Bakery was founded by James Wallis in the late 1800’s. The business grew from a single bread delivery Summary barrow to 150 delivery vans. The mill has now been converted into residential apartments. Adjacent to the old mill is the 18th century Mill House which was once Listed buildings home to the Wallis family. Their neighbour was Mr T.W. —— Wandle Flour Mill - Local List Taylor, the local grocer and postmaster. His home, ‘the —— Mount Pleasant Cottages - Local List London House’ was used as a post office and shop in —— The Mill House - Local List the late 1800’s.

Unlisted buildings of merit —— ‘The Works’ Riverside Mews —— The London House Opposite the Wandle Flour Mill is a one storey brick cottage, featuring a curved wall and high pitched Buildings or features that make a negative contribution roof, named the ‘Works’. The wall is ancient, built —— 22-36 Wandle Road offer poor architectural from bricks from several centuries7, some potentially quality and are in need of maintenance. dating back to the medieval period. The site within the boundary wall originally included a coach Characteristic materials house, and a cottage of which only the skeleton of —— London Stock/Multi Stock brickwork, ship-lapped the cottage remains. The historic building on the timber boarding, slate tiled roofs site is currently used for covered parking. Although the cottage and the boundary are not on the Local Strengths List, they are recognised by LB Sutton as unlisted —— Wealth of heritage assets buildings of merit. A large portion of the site was —— Historic identity of a number of buildings is demolished in 1994 to be replaced with a small acknowledged and preserved housing estate named Riverside Mews. This estate —— Connection to the River Wandle consists of a row of modern red brick houses that offer less architectural value to the area. Weaknesses —— Poor public realm and large quantity of parking Mount Pleasant Cottages Another set of significant buildings are the locally listed Mount Pleasant cottages. A case has been put forward for these buildings to become part of the

statutory list owing to their rare typology. The one storey cottages have a set of distinctive features including: ship-lapped cladding, slate roofs, tall chimneys, and long front gardens. The row of houses are complemented with brightly coloured planting and mature trees, including a large willow tree at the entrance to the River Wandle path.

Other typologies To the north of the sub area are a set of houses that are less distinctive in comparison to the terraced cottages to the north of the river and mixed typologies noted above. The unit sizes are larger than the terraces with larger front gardens. Despite this, this part of the street is particularly lacking in planting and trees. Wandle Flour Mill The south east corner of the sub area is another set of mixed typologies including a unique detached cottage and Wandle Court, an apartment block located to the north. The original Wandle Court was once home to Henry Tritton, the owner of the Beddington Snuff Mills. The building was demolished in the 1930’s. The cottage to the west of Wandle Court is a mix of old and modern construction.

Two houses that are located outside of the Beddington Village CA, further south along Bridges Lane are ‘The White Cottage’ and ‘Port Cottage’. Ancient wall enclosing Riverside Mews These properties were originally built as tied accommodation to the Manor Farm, and make a positive contribution to the local area.

Street grain & public realm The road network of this area is more organic than the three neighbouring sub areas, again owing to the range of typologies and historic uses within the area. Similarly to Richmond Road, the streetscape consists of characterless materials and is dominated by parking, detracting from the historic buildings.

7 Shew.B, Times Remembered Times Past: A History of Beddington and Bandon, p277 Mount Pleasant Cottages

Sub area E Bridle Path/Richmond Green

The Bridle Path sub area is located in the southern part of the Beddington Village CA and consists of a mix of terraced cottages and semi detached housing. The Bridle Path was once referred to as Brandy Bottle Hill, noted on Ordnance Survey maps from 1868. The origin of this name is believed by some to refer to 18th century smugglers carrying brandy bottles as they went about their business. Others E believe it references the wild water lilies that once lay in the River Wandle, which had a scent similar to stale brandy.8 The Bridle Path route was once a key link for local people walking to and from Croydon, particularly before public transport was introduced.

Summary Housing typologies The terraced cottages resemble those along Richmond Listed buildings Road in the north, with a similar ratio of repetitive and —— The area contains no listed or locally listed buildings. variable features. The terraces are complemented with colourful planting in a number of the front yards. Unlisted buildings of merit —— Terraced cottages along Bridle Path Hereford Mews is a new housing development which —— Brick motifs featured on 1930’s semi detached consists of modern-style terraces. The design of the houses new buildings align with the old terraces with regards to building and eaves lines, size of front gardens and Buildings or features that make a negative contribution the proportion and number of windows. They display a —— UPVC windows and poor maintenance of 1930’s few modern features including the detailing of both the housing doors and windows. This development provides a good precedent for sympathetic future developments within Characteristic materials the CA. —— Brickwork, textured render, pebbledash, slate tiled roofs The semi-detached houses have a consistent set of features including a variable small brick motif on the Strengths front facade. The area follows a straight and consistent —— Relationship with the River Wandle and green road pattern which continues in the residential area space to the south of Beddington Village CA. The majority of —— Respectful development adjacent to historic these houses are semi-detached suburban dwellings. buildings

Weaknesses Richmond Green —— Poor public realm along link connecting Bridle The eastern tail of this sub area is Richmond Green of Path to Richmond Green which a large portion is generous riverbanks. This area —— River Wandle and surrounding public realm forms a key part of the walking and cycling route, the bears little relation to the character of CA. Wandle Trail. Historically Richmond Green is known for the watercress beds, established around the late 1800’s. However, the spread of typhoid in the area significantly affected the sales of watercress. This

along with the installation of a deep trench across the waterbeds to install a cable for the Electricity Board contributed to the removal of the market garden and the watercress beds in the mid-1950’s.9

Today, the river and its banks are a key asset to conservation area, particularly within this area where the green link is notably generous in terms of space and quality.

Example of brick motif variation featured Forthcoming housing development on the 1930’s housing The row of 1950’s bungalows to the north of the riverbanks have been demolished and are being replaced with ‘twelve 2-bedroomed 2 storey houses and nine 3-bedroomed 3 storey houses with refuse and cycle storage, 33 car parking spaces and new vehicular accesses.’

Public realm along River Wandle At the eastern end of Bridle Path is the entrance to a route along the southern edge of the River Wandle. The adjacent boundary fence is made up of concrete panels with barbed wire along the top, and is heavily vandalised. There are also a number of weathered bollards that appear to be redundant. This creates a poor arrival to a key local asset.

A bridge connects Richmond Green to Lavington Road, providing a key link to the residential area south of the CA. At this point along the river, there Hereford Mews, Bridle Path is an incohesive set of poor quality street furniture including a weathered noticeboard and unsightly guard railing. The timber bridge is also in need of maintenance. The River Wandle and its surrounding public realm currently bears little relation to the character of the CA or its local heritage.

8 Shew.B, Times Remembered Times Past: A History of Beddington and Bandon, p178 9 Shew.B, Times Remembered Times Past: A History of Beddington and Bandon, p162

Riverbanks along Richmond Green

Beddington Village Hall on Beddington Lane

Strengths Another issue the historic landmarks face is the Beddington Village Conservation Area has a number adjacency to unfriendly industrial edges, caused by of assets which help to define its character and contemporary industrial estates, particularly within unique historic identity. The large number of the Beddington Lane sub area. This part of the CA Victorian terraced cottages, combined with clusters also suffers from heavy traffic which creates a poor of key historical buildings provide an interesting environment for pedestrians and cyclists. townscape which physically represents the socio- economic history of the area. Recommendations / Plan for future actions The preservation of heritage landmarks such as the In response to the character appraisal of the CA, a Wandle Flour Mill provides a strong reference to the number of recommendations are listed below: area’s industrial heritage. In most cases the historic identity of these buildings is acknowledged and —— With regards to the poor attributes of the preserved. Similarly, the preservation of the terraced Kingston Gardens estate, it is advised that a cottages and locally listed Mount Pleasant Cottages, reassessment of the CA boundary to exclude this which were historically homes to industrial workers, area is considered. It is notes that the original contributes towards a rich local heritage. designation statement does not include the Kingston Gardens estate within its justification The special architectural and historic interest of the for establishing Beddington Village CA. area is complemented by the River Wandle which is —— The Hereford Mews development along Bridle a natural amenity for the CA. The river is a key local Path should be advocated as a good precedent asset which is easily accessible from most areas for new developments within the CA, owing to is within the CA. respectful design. —— Heritage landmarks should continue to be celebrated, by highlighting and preserving key Weaknesses historical features and identities. A significant weakness of Beddington Village CA is —— The heritage of the River Wandle should be the Kingston Gardens estate. The housing within enhanced through public realm improvements, this area bear minimal resemblance to the historical enabling the river and the riverbanks to properties or the urban street grain of the CA. The contribute more towards the character of the CA. area lacks both special architectural and historic —— The poor quality of the streetscape and interest which devalues the Conservation Area. industrial fringes adjacent to historic landmarks should be addressed through forthcoming Although the River Wandle is an asset to the area, projects supported by various funding streams. it currently bears little relation to the CA itself. The —— The rebalancing of road use along Beddington heritage of the river is not celebrated within the Lane should also be considered through future public realm, which in most locations is poor and projects, in order to improve the pedestrian and unkempt. cycling environment —— The historic structure of the street grain should The key historic buildings are generally well be restored by addressing poor boundary preserved, however a combination of unsympathetic conditions adaptations to properties, and characterless —— Further loss of original features historic streetscape materials decreases their heritage properties should be minimised to prevent loss value. The historic structure of the streets within of character. the CA is depleted owing to poor maintenance of both the streetscape and the boundary conditions of properties.

Garages and riverbank on Wandle Bank

Management strategy

A Management Plan for the Conservation Area will be developed from the findings of, and consultation responses to the Character Appraisal. This will form a mid to long-term strategy for preserving and enhancing the conservation area, addressing the issues, recommending actions and identifying any further or detailed work needed for implementation.

The draft Management Plan will also be subject to consultation, in the area. The Council will consider comments received and produce a final document for approval.

Once produced the adopted Management Plan should be read in conjunction with the Character Appraisal and will be a material consideration when determining planning applications.

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